HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
Approximately 3840 NW 7th Street
Application No. LU- 2006-002
DISCUSSION
The proposal has been reviewed for a change to the Future Land Use Map of the Miami
Comprehensive Neighborhood Plan from "Medium Density Multifamily Residential" to
"Restricted Commercial." The subject property is comprised of one lot at the corner of NW 7th
Street and NW 38th Court (A complete legal description is on file at the Hearing Boards Office).
FUTURE LAND USE
Miami Comprehensive Neighborhood Plan (MCNP) Policy LU-1.6.1 established future land use
categories according to the Future Land Use Plan Map and the "Interpretation of the Future Land
Use Plan Map."
The "Medium Density Multifamily Residential" designation allows residential structures to a
maximum density of 65 dwelling units per acre, subject to the detailed provisions of the
applicable land development regulations and the maintenance of required levels of service for
facilities and services included in the City's adopted concurrency management requirements.
Supporting services such as community -based residential facilities (14 clients or less, not
including drug, alcohol or correctional rehabilitation facilities) will be allowed pursuant to
applicable state law; community -based residential facilities (15-50 clients) and day care centers
for children and adults may be permissible in suitable locations. Permissible uses within medium
density multifamily areas also include commercial activities that are intended to serve the
retailing and personal services needs of the building or building complex, small scale limited
commercial uses as accessory uses, subject to the detailed provisions of applicable land
development regulations and the maintenance of required levels of service for such uses, places
of worship, primary and secondary schools, and accessory post -secondary educational facilities.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed
only in contributing structures within historic sites or historic districts that have been designated
by the Historical and Environmental Preservation Board and are in suitable locations within
medium density multifamily residential areas, pursuant to applicable land development
regulations and the maintenance of required levels of service for such uses. Density and intensity
limitations for said uses shall be restricted to those of the contributing structure(s).
The "Restricted Commercial" designation allows residential uses (excepting rescue missions)
to a maximum density equivalent to "High Density Multifamily Residential" subject to the same
limiting conditions; any activity included in the "Office" designation as well as commercial
activities that generally serve the daily retailing and service needs of the public, typically
requiring easy access by personal auto, and often located along arterial or collector roadways,
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which include: general retailing, personal and professional services, real estate, banking and
other financial services, restaurants, saloons and cafes, general entertainment facilities, private
clubs and recreation facilities, major sports and exhibition or entertainment facilities and other
commercial activities whose scale and land use impacts are similar in nature to those uses
described above, places of worship, and primary and secondary schools. This category also
includes commercial marinas and living quarters on vessels as permissible.
ANALYSIS
The subject site is approximately 0.2-acres (8,712 sq. ft.) and is at the corner of NW 7th Street
and NW 38th Court on the West Flagler NET area. The site is currently designated "Medium
Density Multifamily Residential;" lots to the north and west are designated "Restricted
Commercial," to the south "Single Family Residential" and to the east "General Commercial."
RECOMMENDATION
The Planning Department recommends APPROVAL of the application as presented based
on the following findings:
• It is found that the subject property is the only one on that block fronting NW 7th Street with
the "Medium Density Multifamily Residential" designation;
• It is found that the character of NW 7th Street is commercial, and a change to "Restricted
Commercial" is a logical extension of that category;
• It is found that "Medium Density Multifamily Residential" categories allow 65 residential
units per acre and the requested "Restricted Commercial" designation also allows a
maximum of 150 residential units per acre;
• It is found that Goal LU-1 (5) promotes the efficient use of land and minimizes land use
conflicts;
• It is found that Policy LU-1.1.1 requires that development or redevelopment that results in
increased density or intensity of land use is contingent on the availability of public facilities
and services that meet or exceed the minimum LOS standards adopted in the Capital
Improvement Element. The attached Concurrency Management Analysis demonstrates that
no levels of service would be reduced below minimum levels.
These findings support the position that the existing land use pattern in this neighborhood should
be changed.
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